We also won't be able to go to investors, as we will not be able to provide them a sufficient return, and even if we promised to pay them out first, we run into the problem of that not being a reasonable timeline and we would not put any money back into the business to buy another property.I'm not willing to buy just rental properties. 

Sell2. refi or further encumber3. lease No different than if you paid cash for it.However be quite cautious with this scheme.. it should only be done by those that have sufficient reserves to weather 3 to 6 months of no income .. and you still have to pay the sellers mortgage.As well as the due on sale clause.. its not a huge issue for you.. but its very dangerous for the seller if the seller cares at all about their credit and has walked away thinking that you will make the payments on time everytime regardless of circumstances.

If it's to hold for the long-term and if the interest rates allow you to sufficiently cash flow, I would go with 30 year. 

If a part of that compensation (profit share) by agreement is retained by the entity until it is sufficient to replace 50% of the initial capital provided by your father, then so be it. 

Invest in them because they will save you tens of thousands, and if you buy many properties a year even hundreds of thousands because they will save you from those homes with the surprise foundation issues, sub sufficient electrical, failing roofing hidden by multiple layers, and more, in short they become free as there savings will more than cover there inspection fees. 

Although not indicated in the original question the tenant informated me that he would 1) be able to bring the rent up to date (2 months) owed with an expected unemployment check in the near term, 2) that his benefits would be sufficient to make future rent payments and 3) that his dad would support him if needed and he offered to provide documentation for both 1 & 2. 

In many places you can access limited case file data online, however this still may not provide sufficient property along with PR's and heirs' contact info.There are now some commercial data providers that collect and resell the info.

None of the others seem to make sufficient income to pay the rent.Hopefully you are still getting some calls because none of these seems like a good choice.

Just one might not be sufficient.

But then, if you claim to be in the business, that is sufficient, since you may not make anything but noise and losses, like a Realtor starting out!